Frances Mildred, the architectural and interior design studio founded by Brian Papa and Lauren MacCuaig, recently completed a loft renovation in a converted factory building in Tribeca, showcasing the firm’s emphasis on craftsmanship and thoughtful design.
Design inspiration rooted in art and neighborhood history
The project’s brief came from clients who split their time between California and New York and grew tired of hotel stays. They wanted a home base that blended the relaxed sensibility of West Coast living with the gritty energy of New York. “Tired of staying in hotels, they wanted to create a true home base in the city,” Lauren MacCuaig explained.
Early design workshops drew on the work of artists Raymond Pettibon and Casper Brindle. Pettibon’s hand‑drawn linework and textured imagery contrasted with Brindle’s luminous color fields and precise surfaces. “The tension between the handmade and the precise, the rough and the refined, became a guiding principle throughout the design,” said MacCuaig. That principle appears in the loft’s material palette: exposed concrete and brick sit alongside polished metal, richly figured stone, and meticulously crafted millwork.
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Brian Papa added that Tribeca’s “industrial history remains visible in the architecture and streetscape, while a new layer of restaurants, residences, and cultural destinations has transformed the neighborhood.” He noted the coexistence of grit and sophistication as a fitting backdrop for the renovation.
Material choices and spatial flow
The entrance is marked by an elevator that opens directly into the apartment, immediately revealing a large window with a view of the Hudson River. “In the afternoon, the light pours into the space and becomes one of the defining features of the entry sequence,” Papa said.
To amplify that light, the entry door was finished in troweled brass, a surface that “catches and reflects its surroundings throughout the day, creating a richness and warmth that is constantly changing.” Preserving the loft’s original character meant stripping away layers of plaster to expose concrete columns and keeping the open floor plan. They introduced tactile finishes that add depth without overwhelming the space. The result, according to Frances Mildred, is a “relaxed, sophisticated loft that balances warmth and livability with the raw character of both the building and the neighborhood.”
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Because the clients travel frequently, comfort was a central concern. The interiors feel calm and restorative, yet they also accommodate entertaining. “The space had to function as well for quiet evenings alone as it did for hosting friends, colleagues, and out‑of‑town guests,” MacCuaig noted.
Project duration was just over eighteen months, with Scordio Construction handling much of the execution. The clients remained involved throughout, so there was no single “dramatic reveal.” After their first stay, they described the loft as a “perfect manifestation of their two personalities.”